PLANNING & URBAN DESIGN RATIONALE

@ Mortimer Avenue/Pottery Road:
• 980 Broadview Avenue (Helliwell Place) 23 storeys
• 1000 Broadview Avenue (Broadview Towers) 18 storeys
• 1010 Broadview Avenue (Olgate Terrace) 19 storeys
• 1042 Broadview Avenue (Minto Skyy) 26 storeys 76 metres
• 1050 Broadview Avenue (Broadview Housing Co-op) 15 storeys
Furthermore, although there are as yet no approved or proposed heights
associated with the First Gulf 21 Don Roadway proposal, the densities being
contemplated there (in the order of 12.0 FSI) would dictate the inclusion of tall
buildings with significant height as part of that proposal. It is noted that there are
currently no height limits applying to the 21 Don Roadway site, which is zoned to
permit a maximum density of 5.0 FSI.
As well, the proposed 24-storey height will relate to existing and approved heights
on the west side of the Don Valley corridor, within the West Don Lands, which
includes approved heights up to 25 storeys (29 storeys proposed).
From a massing perspective, the proposed development provides for an
appropriate transition in heights from mid-rise buildings fronting on Queen Street
to taller buildings located on the southerly (interior) portion of the site.
Within Phase 1, the 7-storey building fronting on Queen Street steps back above
the 4 th and 6 th floors, with an overall height of 22.8 metres. In Phase 2, the 7-storey
building fronting on Queen Street steps back above the 4 th and 5 th floors, with an
overall height of 25.1 metres. In our opinion, the proposed mid-rise height and
massing is appropriate for the Queen Street frontage, with a streetwall height that
is generally less than 80% of the right-of-way width and the upper floors terraced
back to maintain comfortable sunlight and sky view conditions on the street. In
this regard, the streetwall height for the proposed Phase 1 building is 13.8 metres,
while the Phase 2 building streetwall is 15.5 metres in height, with the exception of
the 5-storey architectural element at the northwest corner of the building.
Within the interior portion of the site, the northerly 12-storey building in Phase 1
will maintain an appropriate transition in height, stepping down to the 7-storey
building fronting on Queen Street. The proposed 24-storey tower will be located
within the southeasterly corner of the Phase 1 lands, well set back from the Queen
Street frontage. Given its approximate 87.5 metre setback from Queen Street,
the proposed tower height (approximately 76.3 metres in height, excluding the
mechanical penthouse) will be well below a 45-degree angular plane measured
from the north side of Queen Street. As well, the tower will be located approximately
150 metres from the closest low-rise Neighbourhoods properties on the east side
of Broadview Avenue.
Within Phase 2, the 13-storey building (43.7 metres in height excluding the
mechanical penthouse, and 46.4 metres including the elevator overrun) will be set
well back from Queen Street (38.3 metres), well below a 45-degree angular plane
measured from the north side of the street.
PLANNING & URBAN DESIGN RATIONALE | 79 East Don Roadway & 677 Queen Street East 53